HomeMy WebLinkAboutA003 - Council Action Form dated November 13, 2001 i
ITEM # 0 616
DATE 11/13/01
COUNCIL ACTION FORM
SUBJECT: RESOLUTION APPROVING/MOTION DENYING REQUEST FOR WAIVER
OF THE REQUIREMENTS THAT THE REMAINDER OF THE TRACT TO BE
SUBDIVIDED BE INCLUDED ON THE FINAL PLAT, RESOLUTION APPROVING AN
AMENDMENT TO DEVELOPMENT AGREEMENT, AND A RESOLUTION APPROVING
THE FINAL PLAT FOR NORTHRIDGE HEIGHTS SUBDIVISION SECOND ADDITION.
BACKGROUND:
The applicant, Uthe Development Company, L.L.C., is requesting that the Final Plat for.
Northridge Heights Subdivision Second Addition be approved.
The property in question includes lots north of George Washington Carver Avenue, west
of Chilton Avenue, and east of Valley View Road.
The proposed Final Plat involves the creation of 34 platted lots for single-family attached
dwellings and two outlots for storm water detention. The entire area of Northridge Heights
Subdivision Second Addition includes 13.78 acres. The average net density for Northridge
Heights Subdivision Second Addition is 5.38 units per net acre.
The property in question is zoned Residential Low Density (RL). All of the platted lots front
onto Burnham Drive and Chilton Avenue. The proposed lots range in size_ from 6,240
square feet to 13,488 square feet. All lots meet the requirements of the Zoning Ordinance.
The developers have installed none of the required public improvements for this
subdivision, which include utilities, streets, and street lights. The improvements are
secured by a $524,000 Letter of Credit and an Improvement Agreement.
WAIVER
The applicant has submitted a request that the City Council waive Section 23.503(2)(g) of
the Municipal Code, which requires the plat to show the outer boundaries of the tract or
area of land proposed to be subdivided. The�plat�srabtt r�clTdeshe�lo s-3eing-set
�.�
_-ou m hdge e�ghts�S�tbdivislon1STd Addition, noNflhee glance f he7 rac that
,hasibeen 4, =U • The Story County Auditor's Office has also submitted a letter(attached)
regarding this request and their interpretation of State Law as it relates to this request.
The City Attorney has submitted an opinion regarding this issue, which is attached to this
action form. In summary, it is the City Attorney's opinion that the City Council can waive
Section 23.503(2)(g) of the Municipal Code. The Final Plat as submitted for Northridge
Heights Subdivision Second Addition and the Boundary Survey, which has been recorded,
meets the State Law requirement.
l
There has been considerable discussion and debate between City staff, the developer, and
the attorney representing the developer regarding the requirement that all of the property
owned by the developer be included (shown) on the Final Plat. This has been a consistent
practice of the City for many years and is staff's belief that this requirement is provided for
in State Law and required in Section 23 of the Municipal Code. The First Addition to
Northridge Heights Subdivision was approved by the City, and the approval of this plat did
not involve the inclusion of all of the land owned by the developer. The developers assert
that because of this, they have not included all of the land in Northridge Heights Second
Addition. The approval of Northridge Heights First Addition, where all of the land was not
illustrated on the Final Plat, was an oversight by the staff and staff acknowledges this
oversight. However, it is the belief that the provision in State Law and the requirement
established in Chapter 23 of the Municipal Code is such that all property owned by the
developer must be shown on the Final Plat. The reason why the developers are now
seeking a waiver of this requirement is clearly influenced by their concern for the time
delay, and also their belief that including all of the land owned by the developer in all Final
Plats is not a requirement.
AMENDMENT TO THE DEVELOPMENT AGREEMENT
The-de�relo greemen - -at-was-approved--with-the--rezoning-of-the-.Uthe-Eaim]'
included regaire ns=far improve _ nts-widenjng}on Blooming#on-Road from-the-Union
Pacific-Railroad tracks to-Valley View Road Section V so3 f-the-development-agre-e-ment
requires-thatthe-work on-the segment of-Bloomington-Road-from�the Union--acif c-
tRailroad trac�s{to�Gearge as-in-gto-n Gar-v rr-Avenue-to-be-c mo p el ted--no-Iater-than-ones.
�,,yg�fte--r2he_constructioo 75 dwe�i(�n emits within-t e-total-deye o g pment Section V:4
ofi t eue aprraen .greemEmt—requiresthat-work-on-thE-segment-of-Bloominzgto.R- —
rom�G-eorg Wad i=in ton Carver_ er�ue_o _a ey_ _iew_Roafflbe c9mpl ed-in accortlance
,wit���sctWIUI bar tk�e-Cites at the rm o_appxoval ofi-thy frn flat-of the-phase of-,
de pment-that-abu s- a- _segmen -o-. l.00rningon _oad.
This final plat abuts Bloomington Road from Chilton Avenue to Valley View Road which
falls into Section VA of the development agreement, however, it does not abut the section
of Bloomington Road from Chilton Avenue to George Washington Carver Avenue.-c ue,-
-to-tr c dperations-and-ease-ofi-construe#ion-staff has-decided to amend thet-devBlopinent
agreement to lud-e---A-e-section--�rf bm Cftilton--A--venu—e--to--Geosge::W-ashingten-C--arver,
Ave Section /3--Thi evil-rl�equ�rthat=the-improvemen#s--toBloomingon--Roadr_or
,the Union-PacificT itroz!`tracks-to-George-Washington-C-arver_Avenue-be-cor_rrapleted
within-orm--tear-o-the-con$tructaon-of:3-7- dwelling nit-ss�`thin the--totaL-devzeloprnent
In addition, it will be required that improvements to Bloomington Road from Chilton Avenue
to Valley View Road be completed as a public improvement with the Northridge Heights
Subdivision Second Addition. The applicant has submitted a standard agreement for
public improvements and an associated financial guarantee. As with any other public
improvement agreement, the specified time for completion will be two years from the date
of City Council approval of the Final Plat (November 13, 2003).
The applicant has signed the amended development agreement.
2
ALTERNATIVES:
1. The City Council can approve the Waiver, the Amendment to the Development
Agreement, and the Final Plat of Northridge Heights Subdivision Second Addition.
2. The City Council can deny approval of the Waiver, the Amendment to the
Development Agreement, and the Final Plat of Northridge Heights Subdivision
Second Addition.
MANAGER'S RECOMMENDED ACTION:
It is the recommendation of the City Manager that the City Council approve Alternative#1.
This will approve the Waiver, the Amendment to the Development Agreement, and the
Final Plat of Northridge Heights Subdivision Second Addition. This recommendation is
predicated on the agreement from the developers that the next addition of
Northridge Heights Subdivision will include all of the land that was included in the
Preliminary Plat of Northridge Heights.
COUNCIL ACTION:
Attachment
s:\Council Action Forms\Final Plats\Northridge Heights 2"d 11-13-01.doc
3
FINAL PLAT
NORTHRIDGE HEIGHTS SUBDIVISION
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- City Attorney's Office
e
515 Clark Avenue,P.O.Box 811
(a ring People Ames,IA 50010
Quality Prog--
Fxrep(ianal Service Phone: 515-239-5146 0 Fax: 515-239-5142
November 6, 2001
The Honorable Ted Tedesco, Mayor,
and Members of the City Council
of the City of Ames, Iowa
Re: Northridge Heights Subdivision, Second Addition
Dear Mayor Tedesco and Council Members:
You have received the attached letter from the Auditor's Office about the scope of the plat required
by state law,Section 354.6 Code of Iowa. The plat submitted for City approval only includes the lots
being set out as Northridge Heights Subdivision, Second Addition,but not the balance of the"tract"
that has been divided. That was the same approach taken with Northridge Heights, First Addition.
That approach does not meet the Ames Code, Section 23.503(2)(g),which requires the plat to show
"... the outer boundaries of the tract or area of land proposed to be subdivided ...". But, the Ames
Code can be waived by the Council. However,the City Council cannot waive the state law,if the plat
does not meet state law.
State law, at Section 354.6(1) Code of Iowa, requires that:
"A subdivision plat shall be made when a tract of land is subdivided by repeated
divisions or simultaneous division into three or more parcels, any of which are
described by metes and bounds description, for which no plat of survey is recorded.
(emphasis supplied.)
In 1994,the Iowa Attorney General issued the attached opinion that"... Iowa Code Section 354.6(1)
allows filing a plat of survey in lieu of a subdivision plat unless a local ordinance requires filing of a
subdivision plat."
The landowners have recorded a plat and survey,labeled as a"Boundary Survey",that they maintain
qualifies as a"plat of survey". The term"plat of survey" is defined at §355.1(9) as:
"Plat of survey"means a graphical representation of a survey of one or more parcels
of land, including a complete and accurate description of each parcel within the plat,
prepared by a registered land surveyor."
The recorded"boundary survey"seems to meet that definition. The problem is that Section 354.4(1)
states that the grantor of land that has been divided using a metes and bounds description is required
to file a plat of survey and: "the plat shall be clearly marked by the surveyor as a plat of survey ...".
The survey plat filed for the Northridge Heights tract is clearly marked as a"boundary survey". This
could be made an issue,but I think to do so would be to elevate form over substance. I do not think
a court would do that if the issue was litigated. For that reason,it is my opinion the City may approve
the plat by waiving the city ordinance, and that the state law will then be met by virtue of the
"boundary plat" serving as the required"plat of survey".
Also attached is a letter from the attorney for the subdivider that I interpret as a promise that if the City
waives §23.503(2)(g) of the Ames Code this time they will include the balance of the Northridge
Heights area in the plat for the Third addition. That seems fair, since the City staff let Northridge
Heights First Addition get past us.
Yours truly,
. e
John R. Klaus
City Attorney
JRK:gmw
Attachments
c: Paul Wiegand
O'Connell
Richard Horn
Rod Reynolds
Scott Wall
Deb Krauth
aaaaa�tll
• MARY MOSIMAN
w Story County Auditor and !
r = '� Z_ Commissioner of Elections
October 31, 2001
I �
The Honorable Ted Tedesco Mayor and
Members of the Ames City Council r
City of Ames
515 Clark Avenue
p
LE�
Ames,IA 50010
Ladies and Gentlemen,
On October 13, 2001 you will be considering the final plat for Northridge Heights Subdivision, Second
Addition.This subdivision is part of a larger tract created when Northridge Heights Subdivision, First
Addition was platted but only includes that portion of said tract which is being split into lots.
It is our belief and the opinion of Assistant County Attorney Roderick Reynolds (attached)that Section
354.6, Code of Iowa requires.that the entire tract be included in the subdivision plat. This Code section is
mirrored by Section 23.503.g, Ames Municipal Code.
The developers have requested in a letter dated October 19, 2001,that Ames waive the platting
requirement. Mr. Reynolds is also of the opinion that under Sections 354.8 and 354.10, Code of Iowa the
county has no authority to refuse this platting. If the City of Ames accepts Northridge Heights, Second as
platted the county will record it with the understanding that it is in direct violation of the Code of Iowa.
Sincerely,
Scott T.Wall
Mapping Technician
STW:stw
enc.
cc: Richard Horn, Ames City Assessor
Hunziker&Associates, Developers
John Klaus,Ames City Attorney
Roderick Reynolds, Asst. County Attorney
Sue Vande Kampe,County Recorder
Story County Courthouse, 900 Sixth Street, Nevada, Iowa 50201-2087
515-382-7210 Fax 515-382-7221
Deputies: Lisa M. Markley, David C. Harvey, Danielle J. Dunham
Roderick Reynolds To: Scott T Wall/storycounty@storycounty
10/24/2001 01:33 PM cc:
ME iE Subject: your 10-23 question re subdivisions
When a tract is divided requiring a subdivision plat, must the whole tract be included in the subdivision plat
or can the owner exclude part of the tract?
I think the answer is that the entire tract needs to be made part of the subdivision plat.
§354.6(1) requires it. Not only that, §354.6(2)states that land set aside for future development shall be
assigned a progressive letter.That is a definite statement with regard to'land set aside for future
development.'
reviewed older files of the County Attorney's office.This same debate was held about 10 years ago and
apparently ended when the opponents were unsuccessful in getting the legislature to make changes to
Ch. 354 (when it was changed from 409A)and unsuccessful in trying to get Gov. Branstad to veto the bill.
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January 14,1994
COUNTIES;MEAL PROPERTY.Subdivision platting.Iowa Const art IIX,
§39A; Iowa Code §§354.1, 354.2, 354.3, 854.4, 364.6, 354.8, 354.9 (1993).
Iowa Code section 854.6(1) allows filing of a plat of survey in lieu of a
subdivision plat unless a local ordinance requires filing of a subdivision
plat(Smith to Beekman,Plymouth County Attorney,1-14-94)#94-1-6
Mr. John C. Beekman, Plymouth County Attorney: You have requested an
opinions of the Attorney General concerning the subdivision platting
requirements of Iowa Code section 854.6(1)(1993).We paraphrase your first
question as whether Iowa Code section 864.6(1)allows filing of a plat of survey
In lieu of a subdivision plat when repeated division of a trait creates a new
parcel required to be described•by metes and bounds. It is our opinion that
the statute allows filing of a survey plat in lieu of a eubdivision plat our
second question is whether a coup. ay adopt subdivision platting thresholds
more stringent than the thresholds In section 354.6(1). It is our opinion that
Home Rule authority enable9 enactment of more stringent subdivision platting
thresholds.
Your request states that a"piece of properiy"larger titan forty acres was
divided in 1978 to create a tee-acre parcel that was described by metes and
bounds on a recorded plat of survey.You have further explained that the ten-
acre parcel is now being divided into two parcels.The new division will create
three parcels within the tract that was divided in 1978.We ammiime the parcels
resulting from the new division can be accurately described only by employing '
a"metes and bounds description"as defined in Iowa Code section 854.2(10).
Otherwise,neither a plat of survey nor subdivision plat would be required?e I
i
We begin our analysis with the language of Iowa Code section 854,6(1)which,
in relevant part,states:
A subdivision plat shell be made when a tract of land is subdivided
by repeated divisions or simultaneous division into three or more
Parcels,anyof which are describedby metes and bounds description
for which no plat of survey is recorded'"
I
Arguably,the meaning of section 354,6(1) is unambiguous.Three elements
trigger the subdivision platting requirement:Simultaneous or repeated division
of a tract into three or more parts,creation of one or more paa•eels described
by metes and bounds,and failure tofile a plat of surrey for each Purcel described
by metes and bounds. xhus, if a plat of survey complying with section 354.4 j
2'For example, if the irregular ten-acre parcel lay in the southwest corner
of a forty-acre tract and the new division conveyed that part of the parcel
consisting of the mouth 200 feet of the west 200 feet of the forty acre tract,
no plat of any kind would be required because the description would be by
specific quantity, distinguished from metes and bounds in a previous opinion
nThe quoted language was enacted as 1990 Iowa Acts, ch. 1288, section 20
(creating new Iowa Code section 409A.6(reeodified as section 954.6)).
1
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were filed for each parcel deecribed by metes and bounds,the third element
of the subdivision platting requirement Would be missing.
This interpretation of the subdivision platting threshold in section 354.6(1)
is consistent with the legislative purposes of chapter 354 as stated in sections
364.1 and 354.3. Filing of a plat of survey provides an accurate, clear ai d
concise Iegal description w is re uces potentialfora oun ary iepu � ;
other ease t e problem.A plat of survey also provides county officials
with information needed for assessment and taxation, and for entry on the
tra�fer and plat books. Other purposes of the subdivision Platting law are
related to the authority of local governmental bodies to plan and regulate order ly
development. Iowa Code §§864.1(4), 854.8, 354.9. These purposes are served
if the statute allows local governments to determine when a plat is required.
Thus, we next consider your question whether a county may adopt a
subdivision platting threshold more stringent than the threshold in section
854.6(1),We have previously opined thateounties had authorityunder the Cou'AY
Home Rule Amendment,Iowa Const,art.III,§39A,to adopt subdivision platti fig
thresholds more stringent than the threshold set forth in a predecessor statute
(Iowa Code section 409.1(1979)).1982 Op.AtVy Gen.302(#t81-11-10(L)).n
I The atialyeis in out previous opinion applies to the amended etamte. The
1990 revision of the platting code included enactment of the express statements
of legislative purpose presently codified in section 854.120 These purposes
include encouraging local governments to plan for land development and
establish ordinances regulating the division and use of land and allowing"the
widest possible latitude for cities and counties to establish and enforce
ordinances regulating the division and use of land, within the scope of, but
not LiTniled to, this chapter."[Emphasis added j
While allowing such latitude to local governments, the 1990 amendment
significantly narrowed the scope of the subdivision platting threshold by
including the express limitation to those divisions creating metes and bounds
descriptions and the further limitation to only those metes and bounds
descriptions for which no plat of survey is recorded.The statement of purposes
in section 854.1 would conflict with these limitations if they vmre interpreted
to preempt local governments from adopting more stringent subdivision plating
thresholds.
I
In conclusion,it is our opinion that Iowa Code section 864.6(1)allows filing
of a plat of survey in lieu of a subdivision plat unless a o or finance regtures
filing of a subdlvlSion pat.
J
�Sss also 1980 Op.Att`V Gen. 597(#80-2-9)(cities have Home Rule power to
adopt platting thresholds more stringent than those in a predecessor of seutien
I 864.6(1))•
11 n 1990 Iowa Acts, ch. 1286, §15 (creating new Iowa Code section 40"A,11
recedified as section 864.1(1993)).
y .e.
OCT 2 3 2001 I U NYEMASTER, GOODE, VOIGTS, WEST,
HANSELL & O'BRIEN
LEGAL DEPARTMENT
CITY OF AMES IOWA A PROFESSIONAL CORPORATION
ATTORNEYS AND COUNSELORS AT LAW
L.R.VOIGTS JAMES E.GRITZNER WTLLARD L.BOYD n] AMY L.BENTLER 700 WALNUT,SUITE 1600
JAMES B.WEST MICHAEL W.THRALL JEFFREY W.COURTER NEAL K.WESTIN DES MOINES,IOWA 50309-3899
EDGAR F.HANSELL MARK C.DICKINSON HALLIE E.STILL-CARTS STEPHANIE L.MAREFr
R.CRAIG SHNES GREGORY B.WILCOX L.W."BILL"ROSEBROOK JORDAN B.HANSELL (515)283-3100
DON MUYSKENS JOHN F.LORENTZEN TERRY L.MONSON JODI L.AHLMAN
LAWRENCE E.MYERS ROD KUBAT BARRY J.NADLER CORY R.HARM
KEITH E.LUCHTEL STEVEN J.ROY DAVID W.BENSON 1416 BUCKEYE AVENUE,SUITE 200
GERALD J.NEWBROUGH FRANK B.HARTY BRIAN J.HUMKE AMEs,IOWA 50010-8070
ROBERT A.VANORSDEL JAMES C.WINE DEBORAH S.KRAUTH OF COUNSEL
RICHARD J.SAPP BRUCE W.BAKER PAULA S.DIERENFELD SAMUEL G.O`BRIEN (515)233-3000
G.R.NEUMANN THOMAS W.FOLEY COREEN K.SWEENEY JOHN J.MCLAUGHLIN
RUSSELL E.SCHRAGE STEVEN H.LYCLE JOHN B.TUFFNELL DREW R.TILLOTSON
CARLTON T.KING TERRY C.HANCOCK JILL M.STEVENSON FRANK B.COMFORT FACSIMILE
GREGORY P.PAGE ANTHONY A.LONGNECKER ANGEL A.WEST W.DON BRITTIN,JR. (515)232--3846
RANDALL G.HORSiMANN JOSEPH A.QUINN KATHRYN A.OVERBERG ROGER L.FERRIS
JAY EATON WADE H.SCHUT ANGELA L.WATSON COOK LUTHER L.HILL,JR.
BURNS MOSSMAN MARK D.ALJETS KERI K.FARRELL-KOLB WRITER'S DIRECT DIAL NUMBER
BRADFORD L.AUSIIN G.THOMAS SULLIVAN MARY E.FUNK (515)232-3921
SARA J.SERSLAND JOAN FLETCHER DEBRA L.HULEIT RAY NYEMAS ER DSK@NYEMASTER.COM
HAYWARD L.DRAPER THOMAS H.WALTON JOHN T.CLENDENIN (1914-1995)
REPLY TO:
AMES
October 19, 2001 - -
_ I -
The Honorable Ted Tedesco, Mayor, and
Members of the Ames City Council
City of Ames, Iowa !'
515 Clark Avenue
Ames, IA 50010
Ladies and Gentlemen:
On behalf of the Uthe developers, we are seeking approval of the Final Plat of Northridge
Heights Subdivision Second Addition, Ames, Story County, Iowa. Based on extensive
conversations with city staff, the developers request, pursuant to the Municipal Code of the City
of Ames Section 23.103, that the City waive any requirement that the balance of the land
included in the preliminary phases of planning as Northridge Heights Subdivision be included in
this final plat. Based on all the facts and circumstances of this case, this waiver is warranted
under the terms of the ordinance.
The developers agree that the next submitted addition will cover the total land area in Northridge
Heights Subdivision.
Sincerely,
Ub --
T , GOODE, VOIGTS, WEST, HANSELL & O'BRIEN, P.C.
. . ut�
DSK:cbd `
P:\DSKrauth\NorthridgeHgts\Second Add ition\cityletterwaiver.doc
FIRST AMENDMENT
TO AN AGREEMENT PERTAINING TO THE
REZONING, SUBDIVISION PLATTING AND
DEVELOPMENT OF LAND IN THE
CITY OF AMES CALLED "LITHE FARM"
THIS AGREEMENT is made and entered into effective the 13th day of November,2001,
by andbetween THE CITY OF AMES,IOWA("CITY")and UTHE DEVELOPMENT CO.,L.L.C.
("DEVELOPER"), its successors and assigns, to AMEND that one certain agreement between the
aforesaid parties dated the 14th day of November, 2000, and recorded as instrument number 00-
12839 in the office of the Story County Recorder(the Development Agreement).
NOW, THEREFORE, in consideration of the foregoing and other good and valuable
consideration, the receipt of which is hereby acknowledged, the parties agree that the aforesaid
agreement shall be and is hereby amended as follows:
1. The paragraph enumerated as V-13-4 on page 6 of the said agreement,pertaining to
one street lane on Bloomington Road between George Washington Carver Avenue and Valley View
Road, is amended by adding the following:
"The segment of the said extra lane on Bloomington Road between
Valley View Road and Chilton Avenue shall be completed on or
before November 13, 2003. The segment of the said extra lane on
Bloomington Road between Chilton Avenue and George Washington
Carver Avenue shall be completed not later than one year after the
construction of 375 dwelling units on the Site."
2. In all other respects, the said Development Agreement shall remain unchanged.
IN WITNESS WHEREOF the parties hereto have caused this amending agreement to be
executed by their authorized representatives effective as of the date first above written.
CITY OF AMES, IOWA UTHE DEVELOPMENT CO., L.L.C.
By: By:
Ted Tedesco, Mayor Chuck E. Winkelblack
Attest by:
Diane Voss, City Clerk
Uthe Farm First Amendment-110801